There's been a slug of talk on over priced listings out there in the highways and byways in "The Rain"...how to avoid them, how to tackle them and bring the seller back to earth...and many blogs about brokers who already have over priced properties on the books. Well don't just play with the these listings or ignore them now. Many many agents indicated, do nothing and hope they go away. Well now...you still need to put them in the MLS, you need to produce the listing/marketing sheets and share this "work" with the seller. Then update your seller in a nice way using sugar not vinegar to let them know what you are doing, that the market lets the seller and broker know the real value, etc...and be ready to suggest that price reduction. Give them a strategy to make this property sell. Educate them in a nice way about the Pendulum Factor...way over priced properties that suddenly the seller slashes to just dump them. Usually this happens two brokers down the line...but make that price reduction gradual no Mr Seller...explain to them..."Would you rather if you had to, lose a finger or the whole arm?" I know I know...kinda graphic. But this is real life, in full color real estate and not for those weak in the stomach. Make the most of it. You love a challenge right? Heck you're a broker! Lots of bling bling...to make the ching ching if you let your passion for people and property work its magic. Have fun with the seller but don't fight with them. You work for them..and are on the same team. Stay happy as a contented farm animal...don't get too shook up over this listing...learn from it, but once you have...don't play with it...stick it in the marketing mix and use the tools you have. Brag up the positives..no repairs, quick occupancy..etc. Every time you play cards you don't have all face cards...but you can still win depending on the next card...help that seller play the next card!